Zoning Board of Adjustment

City of Trenton Zoning Board Public Hearing Wednesday, November 17, 2021 Via Microsoft Teams Members in Attendance: Jennifer Williams, Chair Trina McClendon, Vice Chair Fred Costanzo Carol Graff Mary Horne Brenda Turner Members Not in Attendance: Josue Colon Public Hearing Moment of silence was held for Zoning Board Member David Valdes, an enthusiastic member of the Board for several years who recently passed away. Ms. Williams called the Hearing to order at 7:05pm and a quorum was verified. Mr. McGill read the open public meetings act statement to inform the public that this meeting is in compliance with public law and regulations. Ms. Williams made a motion to memorialize the resolution for 218 Hamilton Avenue. Mr. Costanzo seconded the motion and all were in favor. CARRIED 21-Z-1552C 1552 S Clinton Avenue BL: 20208 L: 1-2 Residential “B” Zone Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Owner/Applicant Jose Torres of 27 Wolf Drive Hamilton Township NJ 08610, proposes to expand the footprints of the pre-existing non-conforming use that had prior ZBA approval – First floor addition (1500 square feet) of the commercial retail grocery/deli with kitchen with a sub level basement and to construct a second level/floor that will fit out or add two residential apartments. Apartment #1 749 square feet and Apartment #2 751 Square feet. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable. Mr. Leoncio Vazquez and Mr. Jose Torres were sworn in. Ms. Noelia Torres, daughter was with Mr. Torres, was also sworn in as a translator to assist Mr. Torres with interpretation for language. Mr. Vazquez introduced the project and noted that the tenants will be family members who are employed with Mr. Torres currently but he acknowledged that the units cannot be conditioned on family members living in the units. He noted that there will not be open space for the tenants. The security lighting will be expanded. He described the landscaping plan and the sidewalk repair that is planned. Mr. Vazquez explained the exhaust system that is currently present on the site and what is required by statute. He noted that he is ok with removing it if it is the Board’s requirement. The entrance and exit to the units will be solely in the front. The side between the existing house and the new addition will not be of any use for those living in the units. It will not be improved. Planters will be up against the building itself and will not be affixed to the ground. The addition will be flush with the existing deli. Mr. Jeffrey Wilkerson and Mr. Michael Kolber, both with the Planning Department for the City of Trenton, were sworn in. Mr. Wilkerson indicated that the City, in its Health Plan attached to the Master Plan, does seek to have grocery stores expand in this area and he offered that the applicant should connect with the Trenton Healthy Corner Stores program and the State Healthy Corner Stores program. They indicated that this area was mapped as an area that has diminished access to healthy foods and therefore contributes to Trenton being designated as a food desert. Ms. Williams asked if there was anyone from the public wanted to speak for or against this Application, with no answer from the gallery the following vote was set forth: Approve 21-Z-1552C 1552 S Clinton Avenue with the condition that additional vegetation be placed on this project in addition to the proposed 3 bushes in consultation with the City. Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Brenda Turner X 21-Z-333CH 333 Chambers Street BL: 14208 L: 1-2 Residential “B” Zone Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Owner/Applicant Camilo Villanueva of 717 Greenwood Ave Trenton New Jersey08609, utilize existing vacated office space for a multi-service company with an eight foot by six-foot light box sign and to change the use of an attached residential unit into a two-family dwelling unit. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable and Chapter 315-205 Signs in a Residential Area. Mr. Leoncio Vazquez and Mr. Camila Villanueva were both sworn in. Mr. Vazquez introduced the project. He noted that there will be retail on the ground floor and described the success Mr. Villanueva has had in organizing the foot traffic to his tax preparation business and how he typically conducts business within the City. Mr. Villanueva is also a neighbor to this project living on Greenwood Avenue. Ultimately there will be 1 commercial unit and 2 residential units once the project is complete. The sign will be a box lighting sign 8’x4’ and internally lit. It will be anchored to the ground via 2 posts. It will be located 4’ in from the sidewalk on the corner facing Chambers Street. The gravel driveway that is on the side will not be paved as it will not be used for parking. 4 parking spaces are available for this project on Tyler Street. Mr. Vazquez and Mr. Villanueva described how the parking will be used and noted that people who patronize his business are doing so for less than an hour at a time. The Board described the concerns regarding the number of offices that are in the building, the intention of the future growth of the businesses, and how it impacts parking and storage. The Board suggested that Mr. Villanueva analyze his current customers and how many have vehicles that would require parking, and how many would walk to the business. The City recommended that if the application is amended, enlarging the windows and making the exterior of the building uniform, so as to improve the aesthetics of the building should be a condition of approval. Ms. Williams asked for Public comment. Mr. Frank Faras submitted an authenticated video of the area. There were 2 one-minute videos that show the state of parking on Tyler Street next to the high school. He took the videos a couple of months ago when this application was started. Referencing a video, marked as Exhibit F-1, he indicated that you cannot park on Tyler Street or Chambers Street without a permit from the City that is currently only provided to Residents of those streets between the hours of 8 AM- 4 PM. He noted that anyone parked there is parked illegally. Currently, people who are waiting on the street are waiting there with blinkers on for students exiting the high school. Those who are waiting clog up the street from the free flow of traffic. He indicated that during the day, he is unable to use his own driveway because there are others parked in it or using it to turn around. He noted that removing the permit parking restriction would cause further harm to the neighborhood. When the street did not have permit parking those using the school filled up the neighborhood streets and the residents were unable to park on their own street. Mr. Faras reviewed the history of the parking and use of the building from when it was originally built. The second video, marked as Exhibit F-2, was not accessible for the hearing. Ms. Gretchen Faras asked where would the people in the planned apartments will park. Mr. Villanueva indicated that he would need to research that. Mr. Vazquez indicated that he would recommend that the plans be amended to reduce the number of bedrooms by 2 increase the file storage area, and reduce the number of offices in order to impact the parking positively. Mr. Villanueva indicated that he would like to return next month. Carry 21-Z-333CH 333 Chambers Street to the next meeting to the December 15, 2021 at 7pm on this platform. Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Brenda Turner X 21-Z-717HA 717 Hamilton Avenue BL: 29801 L: 14 Residential “B” Zone Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Owner/Applicant Jenny and Jose Vallejo of 717 Hamilton Avenue Trenton New Jersey 08629, Owner proposes to utilize vacant office space front first floor level as a multi-service (signage variance also requested), residential to remain. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable and Chapter 315-205 Signs in a Residential Area. Mr. Vazquez, Mr. Jose Vallejo, and Ms. Jenny Vallejo were all sworn in. Ms. Vanessa Vallejo was sworn in as a translator for her parents. Mr. Vazquez described the project. The building was purchased because there was a business actively being run out of the building that was operating a lottery machine. However, no business license could be located. The site will have some minor repairs made and Ms. Vallejo live on the property and run her consolidated businesses out of the building. Ms. Vanessa Vallejo explained what the multi-service agency would offer the community. Ms. Jenny Vallejo described the security that the business will have to assure the safety of the business. The hours of operation will be Monday through Saturday Mr. Faras indicated that Hilton Street is the street behind the house for this project and the permit parking is from 7a-10p. Ms. Williams asked for public comment. With no answer from the gallery the following vote was set forth: Approve 21-Z-717HA 717 Hamilton Avenue with the conditions 1-6 the City stated in their review. Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X X Mary Horne X Brenda Turner X The Board unanimously decided to carry the remaining two matters to the December 15, 2021 public hearing at 7p on this platform because of the lateness of the hour. NEW 21-Z-900LI 900-904 Liberty Street BL: 19601 L: 5, 5.01, 5.02 & 5.03 Residential B Zone Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Owner/Applicant Pedro Urgiles of 85 Irvington Place Hamilton New Jersey 08610, to erect/construct a roof covering over existing concrete pad for the bar/restaurant. The structure will be open air not enclosed with an entrance through the side. Requesting exception to Chapter 315-96 Use under 315-230 (3) Expansion of a Non-Conforming Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable. Motion to carry the matter to the December 15, 2021 public hearing at 7p on this platform Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Brenda Turner X 21-Z-1122A 1122 Anderson Street BL: 19401 L: 23 Residential “B” Zone Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Owner/Applicant Henry Rojas/Jocelyn Rojas of 1217 S Clinton Avenue Trenton New Jersey 08611, Owner proposes to alter existing screened wood frame deck into a habitable living area (18’ x 19’ 6”) thus expanding the pre-existing apartment (two bedrooms-no change) and to change the first floor which previously a restaurant/bar into a mini make/grocery store. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable Motion to carry the matter to the December 15, 2021 public hearing at 7p on this platform Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X X Fred Costanzo X Carol Graff X Mary Horne X Brenda Turner X Mr. Kolber indicated that additional sessions will need to be added to address a backlog of cases. His recommended that the sessions be scheduled in advance of the next meeting. Add an additional session for the Zoning Board for Wednesday December 22, 2021 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X X Fred Costanzo X Carol Graff X Mary Horne X Brenda Turner X Meeting Adjourned 10:54 pm Cherry Oakley, Zoning Board Secretary